NHS Surplus Estate

Tony Devenish: What are you doing to ensure more surplus NHS Estate is being used for key worker housing following calls from the Royal College of Nursing?

The Mayor: Everyone deserves a safe, secure place to call home, and that definitely includes London’s nurses, who, like many others, have been affected by the capital’s housing crisis.
My Homes for Londoners team and the London Estates Delivery Unit (LEDU) have been working in partnership with the Department for Health and Social Care and One Public Estate to develop guidance and a toolkit for the NHS to use when it releases sites for housing delivery. This guidance (included below) will specifically support the NHS to deliver new affordable homes, including for health and care staff.
https://www.local.gov.uk/topics/housing-and-planning/responses-briefings-and-submissions-housing-and-planning/homes-nhs
https://improvement.nhs.uk/resources/homes-nhs-staff/

Modular Homes

Tony Devenish: The Assembly’s report, 'Designed, sealed, delivered: The contribution of offsite manufactured homes to solving London’s housing crisis', recommended that you set up a procurement framework for offsite manufactured housing. What progress have you made on implementing this recommendation, and could you please advise timescales of your proposed actions?

The Mayor: Officers considered recommendations made in the London Assembly’s influential report ‘Designed, sealed, delivered’ and these are reflected in the commitments I made in the London Housing Strategy to promote precision manufactured housing (PMH) in London. For example, last year, I commissioned and launched the Prism design app in direct response to the report’s recommendation to develop a London Manufactured Housing Design Code. The development of a specific PMH procurement framework would need to be complementary to my existing development procurement framework, the London Development Panel 2, which is due to be reviewed in 2021. Due to the nature of PMH, which while growing remains a fairly small and immature market, it is not currently the right time to develop a PMH-specific framework, but officers will continue to engage with industry and keep this under review for incorporation in a future London Development Panel.

Airbnb

David Kurten: What will you do to investigate and take action upon the claims made in the recent article by the journalist James Temperton entitled ‘I stumbled across a huge Airbnb scam that’s taking over London’, where it is alleged that whole blocks of flats are being let out for short-term stays on multiple platforms, in flagrant breach of the 90-day rule for short-term letting.

https://www.wired.co.uk/article/airbnb-scam-london

The Mayor: This story highlights why short-term lettings in London need to be regulated as a matter of urgency. The current system allows unscrupulous companies and individuals to take over whole residential blocks to let them out on a short-term basis, potentially in contravention of planning regulations. Short-term lets are beneficial for visitors to London, and in some cases to the local economy, but this must be balanced with the need to protect long-term rented housing and to make sure neighbours aren’t adversely impacted by a high turnover of visitors.
I've called on Government to introduce a mandatory registration system for short-term lets in London which would give councils the information they need to properly crack down on activity of this kind. It’s also time that platforms step up and do much more to ensure that they are preventing activity that contravenes their own rules as well as planning regulations.

First Homes

Tony Devenish: Following the recent publication of the government’s excellent First Homes plan to help first time buyers achieve home ownership, how will you be contributing to the consultation and delivery of this scheme?

The Mayor: I will be submitting detailed response to the Government’s consultation on this issue in due course, but I am deeply concerned that the First Homes initiative could put at risk the delivery of the genuinely affordable homes that Londoners desperately need, in particular council homes and homes for social rent.

HCA Housing Funding

Nicky Gavron: Can you provide figures for affordable housing starts and completions funded by the Homes and Communities Agency (or other grant funding) in London in each year, prior to 2008-09?

The Mayor: The MHCLG live tables on affordable housing supply contain information on the affordable housing starts and completions delivered in London prior to 2008-09. See Table 1011: additional affordable housing supply, detailed breakdown by local authority.
https://www.gov.uk/government/statistical-data-sets/live-tables-on-affordable-housing-supply

Unaffordable shared ownership homes

Siân Berry: A constituent has written to me about the Homebase Development on Manor Road, in the London Borough of Richmond. They inform me that the developer will receive GLA grant funding to build shared ownership homes, which are being marketed to people with a household income of over £67,000 (1 bedroom) and over £80,000 (2 bedrooms).
Do you agree that shared ownership homes marketed on these terms are out of reach for many Londoners, such as key workers, on normal wages?

The Mayor: My team are currently in discussions with the developer regarding this site and no final decisions have been made on the final tenure mix of the affordable homes.
However, to ensure that shared ownership homes are affordable for a wide range of Londoners, including those in key worker professions, my draft London Plan states that local planning authorities should seek to ensure that intermediate housing provision, including shared ownership, provides for households with a range of incomes below the upper income cap. In addition, GLA officers have embarked on a preliminary review of intermediate housing policy in the capital, with a view to supporting a wider engagement and consultation exercise.

Form 696

Susan Hall: How are you measuring the safety of music venues following the scrapping of Form 696?

The Mayor: Local authority licensing officers, supported by the Met Police, ensure licensed premises adhere to licensing regulations and are safe. Health and safetylegislation isenforced by local authority environmentalhealthofficers, supported by the Met Police and other services.
Following the scrapping of Form 696 which I called for, the Night Czar has established the Safer Sounds Partnership, delivered by the Safer Business Network and led by the music and events industry with the support of the Police and local authorities. The Partnership is taking a coordinated approach to promoting safety across London by running training for venues and learning from best practice in supporting safe events.
My Night Czar is working with boroughs, the Mayor’s Office for Policing and Crime and the Police to encourage a consistent approach to licensing, including chairing a monthly Licensing Liaison Group to share intelligence to help make London’s licensed premises safer.

GLA Funded Family Homes

Nicky Gavron: Can you provide figures for affordable housing starts and completions funded by the GLA broken down by tenure (i.e. equivalent to those already published on a quarterly basis) but only including homes with three bedrooms or more?

The Mayor: Information related to the bedroom breakdown of homes in GLA programmes is not mandatory and tenure details by bedroom breakdown are not fully collected or verified within GLA systems and therefore not reported.Where bedroom details are available, the GLA publishes a project list on a quarterly basis on the websitehere.

Roll-over of Contract for the EastPlus Project

Caroline Pidgeon: Can you explain the reasoning behind your Mayoral Decision to approve GLA Land and Property Ltd’s issuing of a roll-over of the contract for Lambeth Smith Hampton on the EastPlus project, worth £180,000, without any re-opening of the contract or competition?

The Mayor: GLA Land and Property Ltd has re-appointed LSH, who were originally competitively tendered, in order to avoid the significant planning and construction delays which would likely occur if their services were not retained. These delays would not only increase the overall cost of the project, but could also result in those local Small and Medium Enterprises presently lined up to occupy the commercial units choosing different sites for their businesses.
In addition, Lambert Smith Hampton (LSH) has an in-depth knowledge of the EastPlus project, including specialist knowledge of contamination and ground conditions at the EastPlus properties, comprehensive knowledge of how the site appraisal process works under the existing EastPlus Development Agreement and has built a productive relationship with Segro and their consultants.
The £180,000 budget is a maximum threshold and officers will continue to work to drive cost efficiencies in the project.

Non-ACM cladding data collection

Andrew Dismore: When do you expect MHCLG to publish information on buildings with forms of unsafe cladding other than ACM?

The Mayor: The Government has set a deadline of March 2020 for local authorities to return data on the external walls of all high-rise buildings. I am not aware of any plans of the Government’s to publish this information.

Ministry of Housing, Communities and Local Government (MHCLG) independent construction expert

Andrew Dismore: On 20 January 2020, the Secretary of State at MHCLG outlined additional actions which will allegedly speed remediation of buildings with flammable cladding, including the appointment of an independent construction expert. What support has the GLA received from this so far, and if none, when do you expect support to be forthcoming?

The Mayor: I understand that a construction expert has now been appointed to review how the Private Sector Cladding Remediation Fund is operating and make recommendations on how it could be improved. I welcome this move from the Government – it is vital that buildings are made safe as soon as possible. My team has not yet been contacted by the construction expert - they are due to begin their role imminently and my officials will engage constructively with the process.

Ministry of Housing, Communities and Local Government (MHCLG) naming of recalcitrant building owners (1)

Andrew Dismore: MHCLG have said that from February 2020 buildings owners who have not begun remediation will be named and not removed until remediation starts. Do you agree with me that they should not be removed until remediation is complete, given the incredible lengths of time some building owners seem capable of requiring to conduct remediation works?

The Mayor: I understand the Ministry of Housing, Communities and Local Government is still finalising the approach to naming building owners. I share your concern for the length of time remediation is taking and though I want to stress the complexity of these projects and the need for remediation to be carried out thoroughly and safely, my team is working intensively with building owners to improve pace.

Cladding remediation fund February 2020 update

Andrew Dismore: How much money has been a) allocated and b) disbursed to remediate high rise residential buildings with ACM cladding in London, spilt between publicly and privately-owned buildings?

The Mayor: The GLA administers the Social and Private Sector ACM Cladding Remediations Funds (SSCRF and PSCRF) on behalf of the Government. The Government has allocated £170,116 of funding from the PSCRF, £49,496 of which has been disbursed. The Government has allocated £208,440,037 of funding from SSCRF, £84,712,298 of which has been disbursed.
These figures are accurate as of 17 February 2020.

Buildings around 18m tall

Andrew Dismore: How many buildings in London have at some point been included in the scope of the cladding remediation funds but dropped out owing to a re-measurement clarifying the height to be below 18m? Please break this down by social / private sector and borough if possible

The Mayor: The GLA administers the Social and Private Sector ACM Cladding Remediation Funds (SSCRF and PSCRF) in London on behalf of the Government. Seven applications from the SSCRF and one from the PSCRF have been withdrawn or rejected because they did not meet the funding eligibility criteria of 18 meters or above.

AirBnb 2

Tony Devenish: Have you had any communications with AirBnB about fake and misleading London listings on their site? Further information can be found in this article: https://www.wired.co.uk/article/airbnb-scam-london

The Mayor: Please see my response to Mayor's Question 2020/0458.

Insurer of last resort

Andrew Dismore: Noting problems with professional indemnity insurance for fire engineers and building insurance for towers with flammable cladding, will you consider lobbying the Government to act as an insurer of last resort as it has done for properties at risk of flooding?

The Mayor: My team has raised the issue of professional indemnity insurance to the Ministry for Housing, Communities and Local Government. Applicants trying to remediate their buildings are finding architects, engineers, surveyors and contractors are facing increased premiums, higher excesses and restricted policy coverage. Moreover, I am aware that many leaseholders are facing increased insurance premiums for their homes.
The Government’s priority must be to make unsafe buildings safe and protect leaseholders from further costs. The Government should consider all levers at its disposal to achieve this.

Clawback of costs for cladding

Andrew Dismore: Do you know how many building owners in scope for the cladding remediation funds have successfully clawed back money from a developer / builder / other relevant organisation, and what is the total amount gained from such actions?

The Mayor: The GLA administers the Social and Private Sector ACM Cladding Remediation Funds (SSCRF and PSCRF) in London on the Government’s behalf. It is a condition of both funds that the applicant must take all reasonable steps to recover the cost of replacing unsafe ACM from those responsible.
As of February 2020, the GLA is aware of five applicants so far from the SSCRF who have successfully recovered costs relating to the removal and replacement of unsafe ACM cladding, totalling approximately £6 million. Many building owners will still be in the process of attempting to secure cost recovery through litigation, warranties or settlements.

Decanting residents in ACM-clad towers

Andrew Dismore: How many building owners have indicated to the GLA’s cladding remediation team that they may need to temporarily vacate their buildings in order for remediation works to be undertaken?

The Mayor: The GLA does not collect this information from applicants as standard. However, the GLA is aware of one building where the building owner has indicated that they need to decant residents in order for the remediation works to be undertaken.

Support to speed cladding remediation

Andrew Dismore: How many building owners eligible for the private sector remediation fund have been unable to progress without technical guidance from the GLA’s administration unit?

The Mayor: All building owners within scope of the Private Sector ACM Cladding Remediation Fund (PSCRF) are receiving support from the GLA. This support varies depending on the skill and capability of the person or organisation leading the remediation. My building safety team is keeping a close eye on all applications and is taking action when building owners require additional guidance.

State aid breaches (2)

Andrew Dismore: Given that the state aid limit is set in euros, does the real value of this in pounds sterling fluctuate with exchange rates or is it set at a standard pound sterling value?

The Mayor: The €200,000 State Aid limit will fluctuate with the exchange rate. The European Commission is responsible for setting the exchange rate between pounds sterling and the euro for the purposes of administration of the State Aid regime.

State aid breaches (1)

Andrew Dismore: How many instances of an “economic undertaking” (for the purposes of state aid rules) breaching the 200,00 euros over three years limit have been recorded in the administration of the cladding remediation fund in London?

The Mayor: No buildings have yet been allocated a full grant amount under the Private Sector Cladding Remediation Fund. It is therefore not known how many economic undertakings may breach the 200,000 euro limit.

Grenfell Inquiry

Caroline Pidgeon: Will you consider measures to stop the GLA from working with any companies that refuse to cooperate with the Grenfell Inquiry?

The Mayor: I have always been clear that the Grenfell survivors and families of the bereaved must have absolute confidence in the Grenfell Tower Inquiry and that justice must be done. If it emerges that some Core Participants are refusing to cooperate with the Inquiry, I will consider what action the GLA could take.

Community Land Trusts (3)

Keith Prince: How many GLA-funded Community Land Trust homes have been given planning permission since May 2016?

The Mayor: Since May 2016, planning permission has been given for 127 community-led homes – including 87 Community Land Trust homes - in schemes with GLA funding.
Please also see my response to Mayor's Question 2020/0727.

Community Land Trusts (2)

Keith Prince: How many GLA-funded Community Land Trust homes have been completed since May 2016?

The Mayor: Since May 2016, 27 community-led homes have been completed in schemes with GLA funding. None of these are Community Land Trust homes.
Please also see my response to Mayor's Question 2020/0727.

Community Land Trusts (1)

Keith Prince: How many GLA-funded Community Land Trust homes have been started since May 2016?

The Mayor: Since May 2016, 110 community-led homes have been started in schemes with GLA funding. 43 of these are Community Land Trust homes.
Community groups wanting to develop Community Land Trusts and other community-led housing need practical and financial support, and schemes take considerable time to get to the point of delivery. By setting up and funding the London Community-Led Housing Hub and securing £38 million of the Government’s Community Housing Fund for London (which launched last year), I am ensuring that the support is in place to enable groups to take schemes forward. To date, the Hub has supported around 65 community groups and awarded early-stage funding of over £465,000 to 26 groups.

Ministry of Housing, Communities and Local Government (MHCLG) naming of recalcitrant building owners (2)

Andrew Dismore: How many building owners in London do you expect to be named as having not started remediation under MHCLG’s new scheme in a) the private sector and b) the social sector? Please provide this by borough if possible.

The Mayor: The GLA is not involved in the naming of building owners. I understand that the approach to doing so is still being finalised by the Government.

Meeting the target for homes on NHS land

Onkar Sahota: The Government’s surplus land collection suggests that 4848 homes could be delivered on NHS land in London between now and the 2030s, of which only 1662 would be affordable. This does not bode well for the London Health Board’s target of 12500 homes by 2025 at 50% affordable. What is the London Estates Board doing to improve performance?

The Mayor: The London Estates Board (LEB) is committed to supporting the NHS in London to identify and release land that is no longer required for health care delivery.This land can then be put to alternative uses, such as housing delivery. Some of the opportunities to release this land are linked to investment in new health facilities, and the LEB and I will continue to work towards securing a devolved, multi-year capital settlement that will enable the accelerated delivery of strategic priorities for the NHS in London.
Some progress is being made in this area, and we have already used my Land Fund to purchase surplus land at the St Ann’s Hospital site and North Middlesex University Hospital for the purposes of housing delivery.